Loading...
HomeMy WebLinkAbout6.4 Motion to waive the rule requiring two readings and adopt AN ORDINANCE GRANTING A CONDITIONAL USE (DRIVE-THROUGH LANES) FOR THE PROPERTY LOCATED ATM+awn �'xytlts=e Item Cover Page Subject Motion to waive the rule requiring two readings and adopt AN ORDINANCE GRANTING A CONDITIONAL USE (DRIVE- THROUGH LANES) FOR THE PROPERTY LOCATED AT 950 EAST RAND ROAD, MOUNT PROSPECT, ILLINOIS Meeting November 6, 2024 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type Information N CONSENT AGENDA Action Item Lakeside Bank is requesting conditional use approval to re-establish a drive-through associated with a bank and other relief from the Village of Mount Prospect Village Code as required for this project. The subject property is located at 950 E Rand Road. The Village Zoning Code designates the Subject Property as B-3 Community Shopping. The proposal requires Village Board approval for the conditional use. The proposal meets the requirements and standards related to the Village Code. Discussion BACKGROUND/PROPERTY HISTORY The Subject Property was annexed by the Village in 1957 and first developed in 1988 as "Brown's Chicken," which operated until 2009. The property was then developed as a drive-through Chase Bank in 2011, operating until December 2020, when Chase opened a new location in Downtown Mount Prospect. The property became part of a Planned Unit Development (PUD) via Ord. No. 6148 in 2014. Conditional Use History: The Village Board passed Ordinance No. 5820 granting a conditional use for a four -lane drive-through when Chase Bank opened in 2011. A hearing to re-establish the conditional use is necessary as the property has been vacant for nearly four years, section 14.203 (F) of the Village Code of Ordinances states: "The conditional use shall expire if the conditional use shall cease for more than twelve (12) months for any reason." Rand Road Expansion: A widening of Rand Road was completed in 2023, causing the removal of mature landscaping and several trees, as depicted in the diagram below: PROPnSAI The Petitioner proposes to re-establish the existing commercial building as a bank, maintaining all exterior improvements made to the property by Chase in 2011. The project requires conditional use approval to re-establish the use of the existing drive- through lanes. The various elements of the proposal are outlined below. Site Plan: The proposed site plan indicates that the existing 4,229 square foot building will be maintained on the subject property along with the four existing drive-through lanes. The subject property is currently accessed from two entrances along the Mount Prospect Plaza parking lot access drive. The project proposes maintaining these existing access points. As the existing site layout is maintained, bank patrons can enter the bank parking lot from the two-way northwest access point. Patrons entering here can park or proceed to the drive-through. There are fourteen parking spots, including two accessible spots. For drive-through patrons, the two-lane drive continues along the southern frontage of the lot and wraps around the eastern frontage. There are four existing drive-through lanes on the eastern frontage which will be maintained. After patrons utilize the banking services, they may continue north to the Mount Prospect Plaza frontage road. Additionally, there is an exit to a plaza parking lot next to the drive-through area, as well as seven additional on-site parking spaces. As the existing property is being opened as another bank with no major alterations to the exterior of the site, all bulk requirements of the building still conform to Village codes. Hours of Operation: Other Lakeside Bank locations in the region operate at normal business hours and this location at 950 E Rand is expected to follow the same. The proposed hours of operation are: Monday - Friday 8:00 AM to 5:00 PM, Saturday from 9:00 AM to 1:00 PM, and closed on Sunday. Parking: No changes to the existing parking lot are proposed as part of this application. Village Code requires three parking spaces per 1,000 square feet of gross floor area for banking facilities. The proposed 4,299 square foot bank requires thirteen parking spaces. The site exceeds the required parking spaces by providing a total of twenty-one parking spaces. Traffic: This site was previously used as a bank, so a traffic impact study was not required by staff. No significant traffic challenges are anticipated by the proposed use, based on observed traffic impacts created by the previous bank user. Drive -Through Stacking and Service Vehicle Staging: Per the Drive -Through Stacking & Service requirements, four stacking spaces are required for each window. The site provides adequate space for four or more cars to stack at each of the four drive-through windows. The stacking layout is shown on Site Plan A1.0 allowing a 10'-0" maneuvering lane. Building Elevations: The attached elevations indicate the existing building will be maintained. It is composed of a mix of stone and brick. Signage: Proposed sign illustrations for the subject property are attached. Signage shall be allowed as presented on the drawings dated 10/10/2024 from Stratus Unlimited with some minor revisions. The sign package includes wall signs, canopy signs, a freestanding sign, and on-site directional signs. All are typical of a drive-through bank and will replace signs that previously existed and will be required to meet code. Landscaping: The proposed site landscaping meets code. The landscaping is an improvement over the existing conditions with the new user maintaining existing planting beds and improving them with additional plantings. Notably, the proposed landscape plan indicates a continuous row of permanent peripheral landscaping in the form of Feather Reed Grass (decorative tall grass) along the Rand Road Frontage. This replaces landscaping that was removed in 2023 during the Rand Road widening project. Lighting Plan: The existing lighting system was last updated in 2011 and will be maintained. COMPREHENSIVE PLAN DESIGNATION The Comprehensive Plan's Future Land Use Map designates the subject property as Corridor Commercial, which includes developments on predominantly large sites with stand-alone commercial uses and auto -oriented commercial uses such as gas stations or drive-through establishments. Key characteristics of the district include providing a mix of uses that serve the needs of residents, encouraging infill and redevelopment opportunities to provide a broader mix of uses. Corridor commercial uses are typically located in high visibility areas along major corridors. The proposed use is located at one of the most prominent intersections and gateways into the Village. It is an auto -oriented commercial use that will provide banking services to residents from within and around the Mount Prospect; the Petitioner's proposal is consistent with the long-range goals of the Comprehensive Plan. CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances The Petitioner's request to re-establish a drive-through bank meets the standards for a conditional use. The drive-through lanes would be maintained from the previous user on the east side of the Subject property. Staff is supportive of the Petitioner's conditional use request as the request meets the standards for a conditional use. The site was previously used as a drive-through bank for nine years and no adverse impacts are expected upon the reopening of the drive-through. The proposed use complies with the Comprehensive Plan and conforms with Village code. PUBLIC COMMENT As of this writing, staff has not received public comment pertaining to the proposal. PUBLIC HEARING The proposed conditional use was presented to the Planning and Zoning (P&Z) Commission on October 10, 2024, as case PZ -11-24. Staff provided an overview of the Conditional Use Request. Commissioners asked questions about safety, landscaping, and signage, which were addressed by staff and the petitioner. The P&Z Commission gave a positive recommendation (5-0) to approve the conditional use to allow four drive-through lanes at the property commonly known as 950 Rand Road, subject to the conditions of the staff report. The Village Board has final authority on conditional uses for drive- throughs. Alternatives 1. To approve a conditional use to allow four drive-through lanes at the property commonly known as 950 East Rand Road, subject to the conditions outlined in the staff report. 2. Action at the discretion of the Village Board. Staff Recommendation Staff and the Planning and Zoning Commission find that the standards for conditional use have been met. Based on these findings, staff and the P&Z Commission recommend that the Village Board make a motion to adopt their's findings as the findings of the Village Board and recommend aaaroval of the following motion: "To approve a conditional use to allow four drive-through lanes at the property commonly known as 950 East Rand Road, subject to the following conditions: 1. The site shall be developed in strict conformance with the following plan sets: a. The "Lakeside Bank - Mount Prospect Plaza" plan set prepared by JRB Group Architects, dated 5/17/2023, with latest revision date of 10/10/2024. b. The "Lakeside Bank Landscape Plan" prepared by Craig M. Patten Landscape Architecture, dated 9/06/2024, with latest revision date of 09/16/2024. Attachments 1. PZ -11-24 Staff Report 2. PZ -11-24 Administrative Content 3. PZ -11-24 Plans - Site Plan, Elevations, Landscaping, Photometric, Signs 4. PZ-11-24_Waive Second Reading Letter 5. PZ -11-24 (950 E Rand Rd) Minutes 6. Ord. XXXX An Ordinance Granting A Conditional Use (Drive -Through Lanes) For The Property Located At 950 East Rand Road VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development Jason Shallcross, AICP, CEcD Director of Communitv Development DATE: September 30, 2024 CASE NUMBER PZ -11-24 PUBLIC HEARING DATE October 10, 2024 Charlie Hogan, AICP Develoament Planner APPLICANT/PROPERTY OWNER Lakeside Bank/ LBX Mount Prospect TH LLC PROPERTY ADDRESS/LOCATION 950 East Rand Road BRIEF SUMMARY OF REQUEST The Petitioner, Lakeside Bank, is requesting conditional use approval to re-establish a drive-through associated with a bank, and other relief from the Village of Mount Prospect Village Code as may be required for this project. The subject property is commonly known as 950 E Rand. The Village Zoning Code designates the Subject Property as B-3 Community Shopping. The proposal requires Village Board approval for the conditional use. The proposal meets the requirements and standards related to the Village Code, and staff is supportive of the request. 2022 Village of Mount Prospect Zoning Map ZQ -- B3* Subject Property W a MT PROSPECT PLAZA B4 t] DES PLAINES EXISTING EXISTING LAND USE/ SURROUNDING ZONING & LAND USE ZONING SITE IMPROVEMENTS North: B-3* Community Shopping PUD (Mount Prospect B-3* Vacant commercial Plaza) East: B-3* Community Shopping PUD (Mount Prospect Community building Plaza) Shopping PUD South: B-3 Community Shopping (Mattress Firm) West: B-3* Community Shopping PUD (U.S. Bank and Mount Prospect Plaza) STAFF RECOMMENDATION APPROVE PPROVE WITH CONDITIONS SIZE OF PROPERTY 0.73 Acres DENY BACKGROUND/PROPERTY HISTORY The Subject Property was annexed by the Village in 1957 and first developed in 1988 as "Brown's Chicken," which operated until 2009. The property was then developed as a drive-through Chase Bank in 2011 which operated until December 2020, when Chase opened a new location in Downtown Mount Prospect. The property became part of a Planned Unit Development (PUD) via Ord. No. 6148 in 2014. Conditional Use History: When Chase Bank opened in 2011, the Village Board passed Ordinance No. 5820, granting a conditional use for a four -lane drive-through. However, a hearing to re-establish the conditional use is necessary because the property has been vacant for nearly four years and section 14.203 (F) of the Village Code of Ordinances states: "The conditional use shall expire if the conditional use shall cease for more than twelve (12) months for any reason. " Rand Road Expansion: Additionally, a widening of Rand Road was completed in 2023, which caused the removal of mature landscaping and several trees, as depicted in the diagram below: PROPOSAL The Petitioner proposes to re-establish the existing commercial building as a bank, maintaining all exterior improvements made to the property by Chase in 2011. As proposed, the project requires conditional use approval to re-establish the use of the existing drive-through lanes. The various elements of the proposal are outlined below. Site Plan: The proposed site plan indicates that the existing 4,229 square foot building will be maintained on the Subject Property along with the four existing drive-through lanes. 2 The Subject Property is currently accessed from two entrances along the Mount Prospect Plaza parking lot access drive. The project proposes maintaining these existing access points. As the existing site layout is maintained, bank patrons can enter the bank parking lot via the two-way northwest access point. They can either park or proceed to the drive-through. For drive-through patrons, the two-lane drive continues along the southern frontage of the lot and wraps around the eastern frontage. On the eastern frontage, there are four existing drive-through lanes which will be maintained. After patrons utilize the banking services, they may continue north to the Mount Prospect Plaza frontage road. Additionally, there is an exit to a plaza parking lot next to the drive-through area, as well as a 7 additional on-site parking spaces. As the existing property is simply being opened as another bankwith no major alterations to the exterior of the site, all bulk requirements of the building still conform to Village codes. Hours of Operation: Other Lakeside Bank locations in the region operate at normal business hours and this location at 950 E Rand is expected to follow the same. The proposed hours of operation are as follows: Monday— Friday 8:00 AM to 5:00 PM, Saturday from 9:00 AM to 1:00 PM, and closed on Sunday. Parking: No changes to the existing parking lot are proposed as part of this application. The Village Code requires three (3) parking spaces per 1,000 square feet of gross floor area for banking facilities. The proposed 4,299 square foot bank requires thirteen (13) parking spaces. The site exceeds the required parking spaces by providing a total of twenty-one (21) parking spaces. Traffic: This site was previously used as a bank, so a traffic impact study was not required by staff. No significant traffic challenges are anticipated to be created bythe proposed use, based on observed traffic impacts created bythe previous bank user. Drive -Through Stacking and Service Vehicle Staging: Per the Drive -Through Stacking & Service requirements, four (4) stacking spaces are required for each window. The site provides adequate space for four (4) or more cars to stack at each of the four (4) drive-through windows. The stacking Layout is shown on Site Plan A1.0 allowing a 10'-0" maneuvering lane. Building Elevations: The attached elevations indicate the existing building will be maintained. It is composed of a mix of stone and brick. Signage: The attached sign package illustrates the proposed signs for the Subject Property. With some minor revisions, signage shall be allowed as presented on the drawings dated 08/05/2024 from Stratus Unlimited. The sign package includes wall signs, canopy signs, a freestanding sign, and on-site directional signs. All are typical of a drive-through bank and will replace signs that previously existed and will be required to meet code 3 Landscaping: The proposed site landscaping meets code. The landscaping is an improvement over the existing conditions with the new user maintaining existing planting beds and, in many cases, improving them with additional plantings. Notably, the proposed landscape plan indicates a continuous row of permanent peripheral Landscaping in the form of Feather Reed Grass (decorative tall grass) along the Rand Road Frontage. This replaces landscaping that was removed in 2023 during the Rand Road widening project. Lighting Plan: The existing lighting system was last updated in 2011 and will be maintained. COMPREHENSIVE PLAN DESIGNATION The Comprehensive Plan's Future Land Use Map designates the Subject Property as Corridor Commercial which includes developments on predominantly large sites with stand-alone type commercial uses and auto -oriented commercial uses such as gas stations or drive-through establishments. Key characteristics of the district include providing a mix of uses that serve the needs of residents, encouraging infill and redevelopment opportunities to provide a broader mix of uses. Corridor commercial uses are typically located in high visibility areas along major corridors. The proposed use is located at one of the most prominent intersections and gateways into the Village. It is an auto -oriented commercial use that will provide banking services to residents from within and around the Mount Prospect; therefore, the Petitioner's proposal is consistent with the long-range goals of the Comprehensive Plan. CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following List is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances The Petitioner's request to re-establish a drive-through bank meets the standards for a conditional use. The drive-through lanes would be maintained from the previous user on the east side of the Subject property. It is an auto -oriented commercial use that will provide banking services to residents from within and around the Mount Prospect; therefore, the Petitioner's proposal is consistent with the long-range goals of the Comprehensive Plan. 4 Staff finds that the standards for conditional use have been met. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "To approve: 1. A conditional use to allow four drive-through lanes at the property commonly known as 950 East Rand Road, subject to the following conditions: a. The site shall be developed in strict conformance with the following plan sets: I. The "Lakeside Bank— Mount Prospect Plaza" plan set prepared byJRB Group Architects, dated 5/17/2023, with latest revision date of 09/16/2024. II. The "Lakeside Bank Landscape Plan" prepared by Craig M. Patten Landscape Architecture, dated 9/06/2024, with latest revision date of 09/16/2024. The Village Board's decision is final for this case. DMINISTRATIVE CONTEN PLANS ATTACHMENTS: (Zoning Request Application, Responses to (Plat of Survey, Site Plan, etc.) Eg!i3) I concur: Jason Shallcross, AICP, CEcD Director of Community Development 5 Exhibit A Standards and Findings of Fact CONDITIONAL USE STANDARDS Section 14.203.F.8 of the Village of Mount Prospect Zoning Ordinance provides that a Conditional Use shall conform to the following requirements: 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; 5. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; 6. That the proposed conditional use is not contraryto the objectives of the current comprehensive plan for the village; and 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the planning and zoning commission. Petitioner's Findings: The Petitioner has provided that the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger, the public health, safety, morals, comfort, or general welfare. They state the addition of more banking service to the neighborhood will be a positive and helpful addition to the community. They state they are a well -seasoned financial institution business owner, who currently owns and operates ten (10) other Lakeside Bank branches in the region. The Petitioner has stated that the improvements will be made in compliance with Village standards and will not affect the use, enjoyment, or value of other properties in the vicinity. Additionally, the Petitioner has noted that the scope of the development is compatible with the existing character of the area and will not impede the normal and orderly development of neighboring properties. Further, they have indicated that adequate public utilities, access roads, drainage, and other necessary facilities have been or will be provided. The propertywill continue to maintain existing utility connections, and improvements will be made in accordance with applicable standards to ensure proper drainage and functionality. The site will remain accessible via the internal access road, and no significant increase in traffic congestion is anticipated as a result of the proposed development. Lastly, the Petitioner states that the drive-through complies with all zoning regulations and with the objectives of the current Comprehensive Plan for the Village. Staff's Findings: Staff has reviewed the Petitioner's request for conditional use approval for a drive- through and finds that the standards have been met. Staff finds that the proposed will not endanger public health, safety, morals, comfort, or general welfare. The proposed additions will allow an existing, longtime tenant of the Village to modernize and expand their facility. Based on the information submitted and the proposed development's compliance with the Village's zoning ordinance and long-range planning documents, staff recommends approval of the conditional use request. u PERMIT PROJECT FILE #: 24-004363 950 E RAND RD MOUNT PROSPECT IL 60056 FEE OUTSTANDING ON PARCEL - CALL BUILDING TO SEE IF IT SHOULD HOLD UP THE TRANSFER CONDITIONAL USE PERMIT REQUEST TO ACCOMMODATE DRIVE THRU LANES u :_ M! rIIIIIIIIIIIII - PERMIT #: PZZ24-000013 LU Permit Type Zoning Request Application (Subtype Zoning Request Work Description: PZ -11-24: CU -Drive Thru for Bank jAppl icant Kolpak Law Group - Colleen Doherty Status Under Review Valuation 0.00 FEES & PAYMENTS alPlan Check Fees Permit Fees Total Amount Amount Paid Balance Due ❑ Non -Billable PERMIT DATES rl I Application Date 08/08/2024 Approval Date Issue Date: Expiration Date: 250.00 0.00 250.00 250.00 0.00 Close Date Last Inspection NOTE STOP! Have you had a Preliminary Meeting the the Planning Department? If Yes, continue, else, please call 847-818-5328 to schedule. ISummary of Proposal Enclosed please find the application for a Conditional Use to establish drive through lanes that will service the financial institution Lakeside Bank at the above referenced property. The property in question is Zoned B3 and currently improved with a commercial office building consisting of 4,200 square feet and four (4) drive through lanes. The property was previously occupied by Chase Bank This application is meant to allow Lakeside Bank to use the property as a financial institution with drive through lanes. The services will be those customary included at a full-service retail banking operation, including drive through banking services. The applicant will make no physical changes to the exterior of the building, height, elevations, number of drive through lanes, or landscaping. Any construction planned at this CLICK HERE for Conditional Uses, Variations, Zoning Map and Text Amendments Submission Requirements (Proof of Ownership LDOR 2022.pdf v For Owner Affidavit CLICK HERE (Affidavit of Ownership (Notarized) Affidavit of Ownership exec 8.6.24.pdf v (Paid Receipt of the most recent tax bill Paid tax bill PIN - 056.pdf R v (Responses to applicable standards Conditional Use Standards 950 Rand.docx v (Plans Site plans interior renovation.pdf v (Legal Description LEGAL DESCRIPTION.docx v Document indicating intent to buy or lease LOI - JPMC - Lakeside Bank - Fully Executed.pdf v Legal Notice v Address Labels v Buffer Map v Other LOI - JPMC - Lakeside Bank - Fully Executed.pdf Owner Applicant signature page exec.pdf Survey 2022.pdf v ORDINANCE OR RESOLUTION Ordinance or Resolution v Approval Ordinance or Resolution # Approval Date ZONING REQUEST(S) (Check all that apply) 2 Conditional Use (Number of Conditional Uses 1 For Drive Thru Type of Conditional Use Other properties less than 1 acre ElVariations) ElZoning Map Amendment ElZoning Text Amendment Other I hereby affirm that all information provided herein and in all materials submitted in association with this application are true and accurate to the best of my knowledge. Signature signature.png IIIIIIIIII FEES FEE Conditional Use Less than 1 acre fee B PAYMENTS DESC QUANTITY AMOUNT TOTAL 250.00 Plan Check Fees 250.00 Permit Fees 0.00 Total Fees 250.00 DATE TYPE REFERENCE NOTE RECEIPT RECEIVED AMOUNT # FROM 09/09/2024 Ame: 806187498' PZZ2 48834 Kolpak La 250.00 Amount Paid 250.00 Balance Due 0.00 Affidavit of Ownership COUNTY OF =W G-C eq �0-1, STATE OFIMMOM ..... . ...... under oath, state that I am (print name) [:] the sole owner of the property El an owner of the property D4 an authorized officer for the owner of the property 2— commonly described as -1 (property address and PIN) 3 and that such property is owned by as of this date. name) Signature, me this 7-7 day of 201L. Notary Public I 7D ppzoee�� 0 0 It,/ 110 J-7-1eiAtA-770W-S Al t August 19, 2024 The Village of Mount Prospect Community Development Department 50 S. Emerson Street Mount Prospect, Illinois, 60056 RE: Authorization for the following site location in Mount Prospect, Illinois: Shopping Center known as Mount Prospect Plaza located at 940-1100 E. Rand Road, Mount Prospect, IL 60056 To Whom It May Concern: The undersigned LBX Mount Prospect TN LLC ("Owner") is the owner of the property located at 940-1100 E. Rand Road, Mount Prospect, IL 60056 (the "Property"). In contemplation of a proposed sublease transaction between JPMorgan Chase Bank, National Association, a national banking association ("Tenant") and Lakeside Bank, an Illinois banking corporation ("Subtenant") concerning a portion of said Property known as Suite OPB, containing approximately 4,300 square feet ("Leased Premises"), for the operation of a retail bank branch at the Leased Premises, Owner acknowledges, consents to, and Supports Subtenant submitting to the The Village of Mount Prospect, Community Development Department a request for the release of certain plans/drawings that were submitted for the Leased Premises in approximately 2008 to 2011 in furtherance Of SUbtenarit's, zoningAand use application ("Application"); provide , however, that Owner's acknowledgment, consent to, and support of said Applbcation is conditioned upon the following stipulations: (1) Owner makes no representations, warranties, covenants or certifications in connection with the Application, (2) Owner does not agree to incur any cost or expense in connection with the Application, (3) In the event that a sublease agreement between Tenant and Subtenant is riot executed, the Application and the approval(s) granted in connection therewith shall be null and void and Owner and the Property shall not be bound by, or liable in any way under, the Application or such approvals. Please direct all future correspondence regarding this matter to the asset manager for the Shopping Center, Mike Allison, at li]ikc2T. 1� jg.i, or (803) 622-2256, Sincerely, LBX Mount Prospect TR LLC By: Name: Title, ,AA CC: Mike Allison This instrument was prepared by: Simone Randolph Thompson Dine LLP 20 North Clark Street, Suite 800 Chicago, Illinois 60602-4101 Dame and Address of Taxpayer: LBX Mount Prospect TH LLC 11054 Ventura Boulevard, 4173 Studio City, California 91604 .............. The SPECIAL '4ARRITI RPT REALTY, L.P. a Delaware limited partners Suite 1002, New York, New York 10036 ("Grantor"), Properties, L.P., a Delaware limited partnership, for and No/100 Dollars (510.00) in hand paid by LBX MOUNT P liability company, whose address is 11054 Ventura B( 91604 ("Grantee"), receipt whereof is hereby aeknowle BARGAIN, SELL, REMISE, RELEASE AND CONV assigns, FOREVER, the following described real estate,! �irTlt1j -3____L_� 2223 .Exhibit C attached hereto (the "Ross Re trietions") and tenants only. Grantor makes no other warranties or coves [Signature on following COOK COUNTY r,,[,ERK 0, R F -'*e L k, G", C:,!, v I s 2, I. 13.8 Me CLARK0i � a } 2223 ..-H. IN WITNESS WHEREOF, Grantor has execut+ QJ day of , 2022 rnad,P. qffct) *j*jt%%I$IIPogo too to { �� � �■ Y t i• f J 2223 EXHIBIT LEGAL DESCRIPTION OF TF PARCELI: LOT I (EXCEPTING THEREFROM THOSE PAF DEPARTMENT OF TRANSPORTATION OF CONDEMNATION REGISTERED AS DOCUMENT EXCEPTING THEREFROM THAT PART THER SUBDIVISION BY PLAT REGISTERED AS DOCUMI SUBDIVISION, BEING A SUBDIVISION OF PART � SECTION. 3, TOWNSHIP 42 NORTH, RANGE 11 MERIDIAN, ACCORDING TO THE PLAT THEREO. THE REGISTRAR OF TITLES OF COOT COUNT. ................ DOCUMENT NUMBER LR3104775; ALSO EXCEPTING THEREFROM THAT PART O. AFORESAID DESCRIBED AS FOLLOWS: ...... . .... BEGINNING AT THE NORTHWEST CORNER OF DEGREES 46 MINUTES 10 SECONDS EAST ALON SAID LOT 1, BEING ALSO THE NORTHVESTER1 ROAD -AS DEDICATED BY DOCUMENT NUMBER (RECORD 297.66) FEET -TO A POINT OF CUI SOUTHEASTERLY ALONG SAID SOUTHWEST] CURVE, CONCAVE TO THE NORTHEAST, HAVIN, 2223 MINUTES 31 SECONDS VEST, 294.97 FEET; THENC 42 SECONDS EAST, 135.60 FEET; THENCE NOR SECONDS VEST, 3 89.30 FEET; THENCE NORTH 00 l EAST, 250.91 FEET TO THE SOUTH LIME OF CEN' SAID SOUTH LINE THE FOLLOWING FOUR COUR, DEGREES 39 MINUTES 43 SECONDS EAST, 416.971 2 16.23 FEET ALONG THE ARC OF A CURE TO `I"] RADIUS OF 40.00 FEET, A CENTRAL ANGLE SECONDS, AND A CHORD THAT BEARS SOU'. SECONDS EAST, 16.11 FEET; 3) SOUTH 67 DEGR1 135.16 FEET; AND 4) S 89 DEGREES 26 MfN UTES THE VEST LIFE OF VEST GATE ROAD -THENCE 493.79 FEET TO THE POINT OF BEGINNING, PARCEL 1 ABOVE ALSO MORE PARTICULARLY E BOUNDS, AS FOLLOWS: PART OF LOT 1, PLAZA SUBDIVISION, IN THE SC 3 , TOWNSHIP 42 NORTH, RANGE 11 EAST OF T CITY OF MOUNT PROSPECT, COOK COL PARTICULARLY DESCRIBED AS FOLLOWS: B] CORNER OF VEST GATE ROAD AND EAST CES DEGREES 371IINUTES 2 -SECONDS NEST, 813.321 4 MINUTES 28 SECONDS VEST: 419.41 FEET; MINUTES 32 SECONDS EAST, 35.00 FEET; THENCI 28 SECONDS NEST, 120.0 FEET; THENCE SOU THENCE NORTH 56 I SECONDS BEST, 35.00 FEET; 2223 MERIDIAN, CITY OF MOUNT PROSPECT, COOK C1 PARTICULARLY DESCRIBED AS: COMMENCING AT THE INTERSECTION OF THE " AND THE NORTH LINE OF EAST CENTRAL ROAD, NORTH 617.50 FEET TO THE POINT OF BEOIN� MfNUTES 31 SECONDS VEST, 294.97 FEET; THEN 42 SECONDS EAST, 135.60 FEET; THENCE NOR SECONDS WEST, 359.30 FEET; THENCE NORTH 00 EAST, 250.91 FEET TO THE SOUTH LIFE OF CEN SAID SOUTH LINE THE FOLLOWING FOUR LOUR DECREES 39 MINUTES 43 SECONDS EAST, 416.971 16.23 FEET ALONG THE ARC OF A CURVE TO T. RADIUS OF 40.00 FEET, SECONDS, AND A CHORD CENTRAL ANGLE THAT BEARS SOU" SECONDS EAST, 16.11 FEET; 3) SOUTH 67 DEORE] 135.16 FEET; AND 4) S 89 DEGREES 26 MINUTES THE NEST LINE OF VEST GATE ROAD; THENCE 493.79 FEET TO THE POINT OF BEGINNING. FURTHER EXCEPTING THEREFROM THAT PORTI+ MOUNT PROSPECT, A MUNICIPAL CORPORATIOT BY WARRANTY DEED RECORDED MAY 26, 2022 � Permanent Real Estate Index Number(s): 2223 EXHIBIT B PERMITTED EXCEPT 1. Terms, provisions and conditions contained in Le{ Plaza Owner, LLC, Lessor, and JPIloran Chase 2010 as disclosed by a Memorandum of Lease rec 11105290245 and all rights thereunder of and all a lessee or any parties claiming by, through or uncle ................... 2. Terms, provisions and conditions contained in Lei Plaza Owner, LLC, Lessor, and Ross Dress for L( Memorandum of Lease recorded -March 9, 2012 a thereunder of and all acts done and suffered therel claiming by, through or under said lessee. . Terms, provisions, restrictions and conditions con Prospect Plaza Owner, LLC, Lessor, and Fitness l 25 2012 as disclosed by aMemorandum of Lean . document 1229619013, and all rights thereunder c thereunder of said lessee or any parties claiming t 4. Terms, provisions, conditions, easements and rest between Mount Prospect Plaza Owner, LLC, LesLc 22, 2012 as disel'o ed by a Memorandum of Lean 7 ']�►D-71 r%nnA -A .-.11 _.'-1..4- 4,1-,-....,... -3 -C nom.. -3 -11 y. 2223 contained and of all persons claiming thereunder, disclosed by memorandum dated June 15, 1978, a LR3191752. First Amendment to Sublease dated April 9, 1980 Second Amendment to Sublease dated May 22, 11 Third Amendment to Sublease dated March 25, 1_' Fourth Amendment to Sublease dated April 3, 19{ document LR348210. Assignment of Lease from K Mart Corporation to filed December 26, 1985 as document LR348 21 Assignment and Assumption Agreement Relating Maisel & Associates of Michigan limited partner Plaza limited partnership("Assignee"filed dove and recorded November 2, 1987 as document 875 Fifth Amendment to Sublease dated August 31, 1' document LR3 81903. 8. Terms, provisions and conditions of the Agreeme: Prospect Plaza Limited Partnership and Walgreen November 2.1, 1988 as document LR374847. 2223 14. Fifteen foot easement in favor of Commonwealth `telephone Company, and/or their successors in it maintenance purposes granted by document LII c and the terms and conditions thereof, also shown 1979 as document LR31 04778. 15. Grant of Easement in favor of. the Village of Mou lines and fire hydrants as shown on the plat attacl- 1962 as document 18526539. 16. Easement in favor of Illinois Bell Telephone Corr Company for the purpose of installattion, mainteno electrical utility equipment dated October 1, 1964 document 19340603. 17. Grant of Easement in favor of the Tillage of Mou privilege and easement to construct and maintain the plat attached to the instrument recorded'Febru 18. Easement in favor of the Commonwealth Edison Company and Northern Illinois Gas Company, V: of maintenance of electric, telephone and gas syst water plains etc., as sbown on the plat filed -July 1 amended b Easement Agreement -executed b � Prospect and Maisel and Associates of Michigan, LR3173793 for the purpose of constructing, main 2223 23. Twenty foot easement in favor of the Village of and hydrants affecting the Property and other prof recorded May 11, 1989 as document 892143 71. 24. Easements, covenants, conditions, and restriction! Covenants,conditions and Restrictions Affecting recorded September 28, 1990 as document 90474: egress, etc., and the further provisions contained t First Amendment. to Easements with Covenants, Land recorded February 24, 2009 as Document N conditions therein contained. Easement Holder's Partial Release, Subordination Temporary Construction Easement recorded May 2214619027, and the terms and conditions thereir 25. Easements for water main and sanitary sewer and of the Property as shown and=described on the Ea; document 92461457. ..................... .................... .................. 26. Terns, conditions and provisions of Ordinance a Conditional Use'Permit for Property Commonly recorded as document 0020583327. 27. Terms, conditions and provisions of Ordinance I 2223 3. The fact, as disclosed by that certain document or document 1109631066 of Official Records, that s, protection laws may have occurred which may afi 33. Terms, conditions and provisions of Ordinance N a Conditional Use Permit for a Final Planned Uni' Drive- Through Establishrnent Variation- for Pr Plaza. 99 -114 Mt. Prospect Plaza, 940-950 Ea Central Road, Mount Prospect, 1L) recorded July 34. Terms, conditions and provisions of Ordinance N. Amending Ordinance No. 6148 Granting a Condi' Urlit Development, Conditional Use for a Drive -1 Property Located at 99D -114 -Mt. Prospect Plaza, 1 220 East Central Road, Mount Prospect, Illinois ................ 1523034052. 35. Terms, conditions and provisions of Resolution N Findings of Fact, recorded August 11, 2015 as dol 36. Terms, provisions and conditions contained in Le Properties, L.P., Lessor, and AutoZone Parts, Inc. disclosed by a Short Form Lease recorded March all rights thereunder of -and all acts done and sufft parties- claiming b, through or under said lessee. 37. Reciprocal Easement Agreement recorded July 1 2223 Blew & Associates, P.A. on June 2, 2022, last r 4709: a. Signs located southeast of the Property, oN b. Signs located north of the Property, owner c. Utilities located on the Property without ti 44. Unrecorded Easement Agreement (Comcast 990 - into by Comcast Cable Communications Compan itself and on behalf of its affiliates, and Granti Properties, L.P., a Delaware limited partnership. 45. Unrecorded Easement Agreement (Comcast -- Pan entered into by Comcast Cable Communications company, itself and on behalf of its affiliates, Gershenson Properties, L.P., a Delaware limited 46. Unrecorded Access Agreement (US Baal), dated Cable Communications Management, IEC, a Df, and on behalf of its affiliates, and Grantor. 2223 EXHIBIT THE ROSS RESTRIC "3-2.1. R.et l Use. Toz-a t his entered repres tatio s by Landlord that lAndlord's PArC( char, and, fimffier (except as provided ham), be used for office or residendil purposes oras a sehoo� church or other placc of public assea gymna urn 'ithin one hundred ff-ry (1 50) f t of of the Store), VCM- =a r se xes or pet VaccMatt.c faciEtics (except as = incidental use in conjunction or re orW pet stogy ret0er, provided such pet stc one hundred� fifty (150) feet of the front and side per club (wither one hundred fr (1 50) Meet of the Emu Store), dace hal, bill%ard or pool h3Lr massage pa connt.cdon with a fiffl service spa shAU be pemiss l Zq at Vic, rr wash., +it for a sae vehicks, n &t club, lnt=et cafi, rhe sale of-siduh admit audio/video products stores (which are de. .( percept (10%) of the iaveatory is -not wroWable for ra ale of major►in the state in whicb ithe Store is txpkitI7 deals -with or depicts Truman sexuality~). N be permitted M Lan&ord"s puv..el wig one hand= - penme r walls of the More, except if located. o ho tenan-es or occupant's premises or -is used as a der 2223 4. to, full semke bad, real estate broken, title comp be permitted, provided that a) no rttA scr ice offii fmfty (1 50) feet of the Stare, and (b) rets :�cn~icc exceed trn percent (10%) of the lzas2ble Flo, Not ithstanding the precedence sentence, Landlord C=twg ret�dl mice offs .inSpacc5 7, S. 11, 4, on Exhit B with retaR office uses and Spaces 28, -another of cc use, In addition, Land ord sha additiorW space for a- retaO service office use is designated on Exhibit B, PrOvIded thit no retail ser or 13 shaU exceed one thousand five hunk 1,5C Area, 'ne foregoing use zesuaictions are referred t Lases. The Ross Prohibited Uses set forth in this those tints or occupmts of I-andlord*s Parcel wl -of existing leases or oozupanc e e is . .effect Ten is"' , cannot be prohibited f ,orrm so ope nn& te=(s) of such endstM lease ox occupancy xe+ n awes that if landlord has the rpt to consent to occupied by any such misting Tit, Landlord s of the prctniscs which olates the Ross Prohdbited I 8/7/24, 11:11 AM Cook County Treasurer's Office - Chicago, Illinois I r7u"T"Mi I =,T I il `OTA - TA X I "J, C111 h) I S(T< I CT [') �E 5T ATTR I �B UTF" �) TO Y 0 1J,1 Fl,' F" 0 F" "I" I- T Y Total Taxiing District Debt Attirldbutedto Your Property: $145,04.0 Property Value: $1,285,832 Total Debt %Attirfilbutedto Your Property Value: 113% T"o see the 20-Yeair 11 listoilry of Your IlProllperty lFaxes, click here. Note: The above amounts are illustrations of how much government debt could be attributed to your property based on its 2023 value. See Details Here 0 V "' IR V f; lE V1 Y IAI I4fTS "" I,;) pa,",,Irty Ilh-inn1r1er (l 111 03-35-301-056-0000 Incorrect Image? Click Here. Are Your Taxes Paid? Property Location: 802 E RAND RD MOUNT PROSPECT, IL 60056-2565 Volume: 235 Tax Year 2022 (billed in 2023) "rotall Amount ffilled: $91,672.68 I ,1 011\1 A I'd I W S1 ANCI I Scrollll down for more information. Mailing Information: MOUNT PROSPECT PLAZA 802 E RAND RD MT PROSPECT, IL 00000-0000 Update Your Information 1 s J,,, I I S `rA 1, 1, lt 1: 1", F�' - 2022, 2 11 1 4 S "f A 1, 1, 4 1: "f - "f 21") 2 2 Original Billed Amount: $57,680.40 Original Billed Amount: $33,992.28 Due Date: 04/03/2023 Due Date: 12/01/2023 Tax: $0.00 Tax: $0.00 Interest: $0.00 Interest: $0.00 Current Amount Due: $0.00 Current Amount Due: $0.00 Total Amount Due: $0.00 Expand Payment Details w https://www.cookcountytreasurer.com/yourpropertytaxoverviewresults.aspx 1/5 8/7/24, 11:11 AM Cook County Treasurer's Office - Chicago, Illinois Tax Year 2023 (billed in 2024) Totall Amount IUllled: $95,555.46 i�� ,rAl,1, r i�,i e`r,,,�, YcsE1,2x2 Original Billed Amount: $50,419.97 Due Date: 03/01/2024 Tax: $0.00 Interest: $0.00 Current Amount Due: $0.00 " otall Amount Due: $0.0 Expand Payment Details Original Billed Amount: $45,135.49 Due Date: 08/01/2024 Tax: $0.00 Interest: $0.00 Current Amount Due: $0.00 About payments: • Payments are recorded the date they are received. They appear on the website about three business days later. • To find out if taxes for this PIN were sold or are delinquent for Tax Year 2020 and earlier, search the Cook County Clerk's records. Download Your Tax Bill Open a PDF of your tax bill that can be printed and used to pay in person or by mail. Tax Year 2022 Second Installment Due Friday, December 1, 2023 l Tax Year 2023 Second Installment Due Thursday, August 1, 2024 Stop receiving your tax bill by mail. lld'd` Sign up for et3illing to receive Future tax bills via email. Are There Any Overpayments on Your PIN? Our records do not indicate a refund available on the IPIN you Ihave entered. Have You Received Your Exemptions in These Tax Years? 2021 2023 2022 Homeowner Exemption: NO NO Senior Citizen Exemption: NO NO Senior Freeze Exemption: NO NO Returning Veteran Exemption: NO NO https://www. cookcou ntytreasu rer.com/you rpropertytaxoverviewresults.aspx 2021 2020 2019 2018 NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO 2/5 8/7/24, 11:11 AM Disabled Person Exemption: Disabled Veteran Exemption: Apply for a missing exemption Cook County Treasurer's Office - Chicago, Illinois NO NO NO NO NO NO NO NO NO NO NO NO 20 -Year Property Tax Bill History 'Fax Year 2011: $25,68119 'Fax Year 2023: $95555.46 Difference: $69,872.27 Percent Change: I. 272.05'Yo See your complete property tax history. 0 Read "The Pappas Study" 20 -Year Property Tax History 0 See the Top 50 Largest Tax Increases since 2000 by Chicago ward and suburb 0 Voter Turnout 2011-2020 Chicago and Cook County Suburbs 0 Cook County Suburbs - Interactive Map 0 Chicago by Ward - Interactive Map Taxing District Debt Attributed to Your Property Totall Taxiing District Debt Attributed to Youir Property: $145,040 Property Vallue: $1,285,832 Totall Debt % Attributed to Youir Property Vallue: 11.3% lb see the 20 Year 11 Ils-toilry of Your 1:31ropeirty IlFaxes, click here. Note: The above amounts are illustrations of how much government debt could be attributed to your property based on its 2023 value. Select a taxing district name for detailed financial data. Your Taxing Districts Total Debts and District Property Liabilities Value Northwest Mosquito $965,682 $99,462,645,968 Abatement Wheeling Metro Water Reclamation $4,487,886,000 $615,525,376,003 Dist of Chicago MI't Prospect Park District $38,053,108 $7,010,442,703 Harper Coll Comm College $322,598,943 $68,4'78,65'7,852. 512 (Palatine) Township HS District 214 $161,3'78,'783 $34,503,061,344 (Arlington Fits} River Trails Elementary So $25,946,938 $2,015,008,826 26 (Mt Pros) https://www.cookcountytreasurer.com/yourpropertytaxoverviewresults.aspx % of Taxing Estimated Total Property Value District Debt Debts and Liabilities to Property $1,285,832 0.0012928% $12 $1,285,832 0.0002089% $9,375 $1,285,832 0.0183417% $6,980 $1,285,832 0.0018777% $6,057 $1,285,832 0.0037267% $6,014 $1,285,1332 0.0638127% $16,557 3/5 8/7/24, 11:11 AM $4,169,629,820 Cook County Treasurer's Office - Chicago, Illinois $1,046,664,000 Village of Mount Prospect $301,363,362 $6,961,556,410 $1,285,832 0.0184705% $55,663 Town of Wheeling $16,237 $20,576,624,667 $1,285,832 0.0062490% $1 Cook County Forest $548,552,253 $627,061,316,173 $1,285,832 0.0002051% $1,125 Preserve District ..63 Harper Coll Comm College $365,024,944 $67,129,060 County of Cook $21,094,656,928 $627,061,316,173 $1,285,832 0.0002051% $43,256 x, 11 ig WstHctIrl ztHba.),ted to Your '-`,'1rq,,mrty� S145,040 To read "rireasuireir Pappas'lDeb t Study and use the in'teiractive imalp, click here. Highlights of Your Taxing Districts' Debt and Pension Select a taxing district name for detailed financial data. Money Owed by Pension and Your Taxing Healthcare Amounts Amount of Pension Your Taxing Districts Districts (minus and Healthcare Employees Retirees Difference Total Net Pension promised by Your Shortage Liability) Taxing Districts Northwest Mosquito $183,732 $8,266,766 $863,125 21 8 13 Abatement Wheeling Metro Water Reclamation $4,169,629,820 $3,082,006,000 $1,046,664,000 1,957 2,485 528 Dist of Chicago Mt Prospect Park District $18,433,548 $33,278,233 $388,084 59 122 ..63 Harper Coll Comm College $365,024,944 $67,129,060 $67,129,060 898 0 898 512 (Palatine) Township HS District 214 $151,145,161 $278,285,863 ($48,859,038) 1,684 1,205 479 (Arlington Hts) River Trails Elementary SID $24,881,230 $26,572,812 $7,085,785 252 143 109 26 (Mt Pros) Village of Mount Prospect $173,4.60,84.7 $376,516,187 $125,260,376 329 474 1145 Town of Wheeling $16,237 $5,441,297 $465,311 21 43 ..22 Cook County Forest $214,441,242 $617,834,550 $382,643,760 625 536 89 Preserve District County of Cook $8,693,862,550 $27,096,852,844 $12,815,325,282 23,760 20,138 3,622 Reports and Data for All Taxing Districts View the financial reports filed by 547 local Taxing Districts across Cook County pursuant to the Debt Disclosure Ordinance authored by Treasurer Maria Pappas. • Read the Executive Summary • Read the Debt Report • Cook County Debt Map • Correlation Chart Between Debt and Higher Taxes • Search your property to find out what portion of local government debt is attributed to your property • Debt to Property Value by Municipality - Residential and Commercial • Debt and Disclosure Data • Browse all financial reports filed by a specific local government https://www.cookcountytreasurer.com/yourpropertytaxoverviewresults.aspx 4/5 8/7/24, 11:11 AM BEGIN A NEW SEARCH Cook County Treasurer's Office - Chicago, Illinois DIISCILA111MIER: The infoirrnaUon on this screen coryies from rnany sources, few of which are in the controll of the Cook County rreasurer's Office. Taxpayers are advised to take personall responsi bill i ty for their PIN, propertyllocation, taxpayer address, and payment amounts posted due or paid, to be sure of their accuracy. BrowseAloud https://www.cookcountytreasurer.com/yourpropertytaxoverviewresults.aspx 5/5 oncunignEnvelope ID: 03-354C25398oar RrordwZINTIM Mr. Shamus Conneely John Greene Real Estate Corporate Real Estate will present to JPMC Real Estate Committee for the sublease of the above Premises: Approximately 4,300 square feet of retail space located at 950 E. Rand Road, Mount Prospect, IL as outlined in the attached Exhibit A. Subtenant: Lakeside Bank Master Lease: Subtenant acknowledges, that the Sublease is contingent upon receipt of Master Landlord's consent and that this Sublease shall be subject to the terms of the Master Lease between Sublandlord (as Tenant) and the Master Landlord. Use: Bank, all incompliance with applicable laws, regulations, statutes, and the Master Lease. Term: Seven (7) Years (lease expires 1) Common Area Maintenance: included ingross rent Site Maintenance: The Tenant shall beresponsible for all required site maintenance during the lease term. This shall include but not limited tosnow plowing and landscaping. Taxes: Included in gross rent Gross Rent: Years 1: $ Years 2-7:Two (2YA percent annual increases Docusign Envelope ID: C9CEE82E-C7D4-4708-A163-354C25398BBF First months' rent is due upon Due Diligence expiration. At Sublandlord's option rent shall be paid via ACH electronic payments. Tenant Improvement Allowance: None Lease Effective Date: The Sublease shall become effective and in full force on the date of execution- subject to Master Landlord's consent. Delivery of Premises: Sublandlord shall deliver the Premises in As -Is condition as of the date hereof. Delivery Date: Sublandlord shall deliver premises following the expiration of the Due Diligence period. To be further defined in Sublease. Rent Commencement: Rent shall commence on the earlier of (i): the date Subtenant opens for business or (ii): ninety (90) days after Sublandlord has delivered the Premises to the Subtenant. Utilities: Subtenant shall be responsible for payment for its usage of all utilities which shall be paid directly to the service provider. Subtenant Work: Subtenant reserves the right to retain its own contractor to make alterations to the premises, and with no overhead charges paid to Sublandlord. Subtenant shall obtain Sublandlord's prior approval for any alterations; provided, however, that Subtenant shall have the right to make, without Sublandlord's approval, alterations that are cosmetic in nature and that do not impact the building structure or systems. Cubtenant shall be responsible for the permitting of any and all improvements, including but not limited to all improvements, (urAis%ixgs, fixtures ?Ai� e,�ui�xte_-ut tyXic,211y f*u)tl iA SiMlessee's All plans and specifications shall be subject to Sublandlord's written approval, such approval not to be unreasonably withheld or delayed. Subject to Tenant's Allowance, Subtenant's Work shall be performed at Subtenant's sole cost and expense. Sublandlord also reserves the right to approve the Subtenant's General Contractor. Permits: Subtenant shall apply for permits during the Due Diligence period and provide copies of all applications prepared by Subtenant simultaneously with their delivery or submittal. Signage: At the Subtenant's sole cost and expense, the Subtenant shall construct the Subtenant's signage, in accordance with Landlord's signage criteria and subject to all necessary permits and approvals. Subtenant shall be responsible for obtaining all permits and approvals required for Subtenant's building signage. To be further defined in the Sublease. Docusign Envelope ID: C9CEE82E-C7D4-4708-A163-354C25398BBF Parking: Per existing Master Lease Security Deposit/ Letter of Credit: Equal to 1 months' rent ($8,958.33)due upon Sublease execution. Security Deposit shall be refunded should Subtenant be unable to obtain the necessary approvals during Due Diligence. Holdover: If the Premise is not surrendered upon the termination of this Sublease, Subtenant shall indemnify Sublandlord against any liability resulting therefrom and Subtenant, at the option of Sublandlord, shall be deemed to be occupying the Premises month to month at a rental rate equal to 150% of the Base Rent for the first 3 months of the month to month tenancy. The monthly rental rate will increase to 200% of the Base Rent rate and continue until the termination of the tenancy. �MUYTM=-Z Assignment: Subtenant shall not sublet or assign any or all of the Premises or transfer possession or occupancy thereof without the prior written consent of the Sublandlord, which consent will not be unreasonably withheld. Subtenant shall not assign or sublet the Premises to any financial institution. OFAC: Subtenant represents and warrants that neither it nor any of its affiliates or agent(s) acting on behalf of it with respect to this Sublease is listed on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Asset Control, Department of the Treasury (to be further negotiated in the lease/sublease. :nsurance: Subtenant shall carry insurance as required under the Master Lease, or at minimum levels of commercial liability insurance and property insurance- naming Sublandlord (and any Master Landlord) as additional insureds- - and containing a waiver of subrogation (to be further negotiated in the sublease). Subtenant shall submit a Certificate of iisura-ice at Sublease execution. C--urrender: At the expiration (or earlier termination) of the Sublease term, Subtenant shall surrender the Premises in the condition required under the Master Lease; and Subtenant agrees to surrender the space in broom clean condition and in good working order, normal wear and tear excepted, with all of Subtenant's personal property removed oncunignEnvelope ID: 03-354C25398oar Brokers: Sublandlord is represented by Peter Graham with CBRE, Inc and Subtenant is represented by Shamus Conneely with John Greene Real Estate. Commissions shall be paid per a separate agreement. Contingencies: Subject toapproval nfJPK4('sReal Estate Committee and Master Disclosures: Subtenant acknowledges Subkand|ordhas made norepresentations or warranties regarding compliance with the Americans with Disabilities Act orrelated state and local |axvm /the "ADA">with the Premises or bui|dino/commonareas. Subtenant hereby waives, and shall indemnify Sub|and|ordagainst any claim arising under the ADA asaresult of Subtenant's occupancy and use of the Premises and the Building. Sub|and|ordshall have the right toterminate the Sublease in its sole and absolute discretion without liability ifSubtenant's occupancy triggers any ADA upgrades orotherwise requires Sub|and|ord tomake improvements tothe Building orPremises tocomply with the ADA. Subtenant further agrees that bshall beresponsible for complying with all code compliance required within the Premises inconnection with any performed improvements, including but not limited tothe Americans with Disabilities Act. Lease Documentation: Subtand|ondshall prepare its form Sublease for review bvSubtenant. Repair and Maintenance: Subtenant atits own expense shall repair and maintain the Premise in good operating condition. Subtenant's maintenance, repair, and replacement responsibilities include, but are not limited to, responsibility for the HVAC unit which is solely serving the Suite. Due Diligence: Subtenant shall have a 60 day contingency period to obtain any regulatory approvals, submit for use/special use of the premises, and to submit for permitting. Should Subtenant require additional time due to delays out of their control, Subtenant shall have the option to extend the Due Diligence period for an additional 30 days. oncunignEnvelope ID: 03-354C25398oar the parties executing this Letter of Intent and shall not be disclosed to third parties without the consem of each party to this transaction; provided, however, that the terms of this Letter of Intent may be legal counsel and other consultants to and contractors for said parties for purposes incidental to this agreement or to the conduct of business by said parties. This Letter of Intent is intended solely as a preliminary expression of general intentions and is to be us other with respect to the matters referred herein unless and until a definitive agreement has been ful executed and delivered by the parties. The parties agree that this Letter of Intent is not intended to creal any agreement or obligation by either party to negotiate a definitive lease agreement and imposes "WE FER1.21141111 all negotiations with the other party hereto. I Estate Committee for their approval. Subject to approval, JPIVIC will draft a lease agreement and submit it for your review. Peter JGraham CBRE,|nc AGREED AND ACCEPTED this 30-1 Subtenant - 4A 1944" 3P Morgan chase & Co. [Doculilnel 1'� hAff" IF* Matthew Dipietrantonio 6ns Transactions Management Aug 7. 2024 1 11:58 PDT Responses to Conditional Use Standards 950 E. Rand Road Section 14.203(F)(8) of the Mount Prospect Village Code 8(a) That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger, the public health, safety morals, comfort, or general welfare; The Applicant's proposal is to establish drive through lanes to service a financial institution at the subject property. The addition of the banking service to the neighborhood will be a positive and helpful addition to the community. The Applicant is also a well -seasoned financial institution business owner, who currently owns and operates ten (10) other Lakeside Bank branches throughout the Chicagoland area. Lakeside Bank anticipates to maintain its respectable reputation as an excellent neighbor to his community in Mount Prospect. 8(b) That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; The Applicant shall comply with all requirements pursuant to drive through use set by the Village. The Applicant will further keep the property in good working order, clean, and functioning orderly for all patrons, in order to be a positive addition to the municipality. The use of a bank with drive through lanes is complementary with the commercial nature of the area, and will be a convenient fulfillment of the space, since it was recently vacated by a Chase Bank who also utilized drive through lanes. The proposed use will offer a convenience to the community as well as additional tax revenue to the Village, to be used for betterment of the Community at large. 8(c) That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; Proposed development will be in full compliance with all the requirements of ingress, egress, as well as any other required site planning and maintenance to the proposed facility. The Applicant will be hands on in the development process, and readily available if issues of any kind arise. The proposed bank with drive through lanes are further in line with the commercial corridor of Rand Road, and will be an appropriate addition for the convenience of the community. 8(d) That adequate public utilities, access roads, drainage, and/or necessary facilities have been or will be provided; Applicant will provide all driveway, driveway permits, driveway access as needed to effectuate the proposed plan. He will also meet and or exceed all drainage facility and or water retention requirements of the Village of Mount Prospect It is the Applicant's full intention to cooperate fully to ensure the bank with drive through lanes are a smooth addition to the Village. 8(e) That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; To the extent further updates are necessary, Applicant will engage with the Village of Mount Prospect with full cooperation to ensure proper and safe ingress and egress to the subject property. This property has a history of utilizing drive through lanes for banking purposes without incident. 8(f) That the proposed conditional use is not contrary to the objectives of the current comprehensive plan for the village; The proposed drive through lanes conform with Village's comprehensive plan in the way of expanding business on Rand Road and thereby promoting public convenience. The additional business will be a betterment to the area over the currently vacant property. 8(g) That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the planning and zoning commission. Applicant confirms that applicant shall otherwise comply with all remaining applicable regulations of the district in which it is located and any modifications made by the Villlage pursuant to the recommendations of the Planning and Zoning Commission. LEGAL DESCRIPTION THAT PART OF LOT 1 IN PLAZA SUBDIVISION, BEING A SUBDIVISION OF PART OF THE SOUTHWEST QUARTER OF SECTION 35, TOWNSHIP 42 NORTH, RANGE I I EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO PLAT THEREOF REGISTERED IN THE OFFICE OF THE REGISTRAR OF TITLES OF COOK COUNTY, ILLINOIS ON JULY 16, 1979 AS DOCUMENT NUMBER LR 3104778, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF A PARCEL TAKEN FOR THE DEPARTMENT OF TRANSPORTATION OF THE STATE OF ILLINOIS BY CONDEMNATION REGISTERED AS DOCUMENT NUMBER LR 3201616, SAID POINT ALSO BEING ON THE NORTHEASTERLY RIGHT OF WAY LINE OF RAND ROAD (US ROUTE 12) AS DEDICATED BY SAID PLAZA SUBDIVISION; THENCE NORTH 32 DEGREES 53 MINUTES 09 SECONDS EAST, ALONG THE SOUTHEASTERLY LINE OF SAID PARCEL, 35.00 FEET TO THE NORTHEASTERLY CORNER THEREOF; THENCE NORTH 57 DEGREES 06 MINUTES 51 SECONDS WEST, ALONG THE NORTHEASTERLY LINE OF SAID PARCEL 36.76 FEET TO A POINT ON A NON TANGENT CURVE; THENCE NORTHEASTERLY 6.82 FEET, ALONG THE ARC OF SAID NON -TANGENT CIRCLE TO THE RIGHT, HAVING A RADIUS OF 32.00 FEET AND WHOSE CHORD BEARS NORTH 26 DEGREES 30 MINUTES 37 SECONDS EAST, 6.81 FEET TO A POINT OF TANGENCY; THENCE NORTH 32 DEGREES 37 MINUTES 12 SECONDS EAST, 89.19 FEET TO A POINT OF CURVATURE; THENCE EASTERLY 48.51 FEET, ALONG THE ARC OF A TANGENT CIRCLE TO THE RIGHT, HAVING A RADIUS OF 24.00 FEET AND WHOSE CHORD BEARS SOUTH 89 DEGREES 28 MINUTES 38 SECONDS EAST, 40.66 FEET TO A POINT OF TANGENCY; THENCE SOUTH 31 DEGREES 34 MINUTES 28 SECONDS EAST, 51.42 FEET TO A POINT OF CURVATURE; THENCE SOUTHEASTERLY 21.81 FEET, ALONG THE ARC OF A TANGENT CIRCLE TO THE LEFT, HA VINO A RADIUS OF 50.00 FEET AND WHOSE CHORD BEARS SOUTH 44 DEGREES 04 MINUTES 15 SECONDS EAST, 21.64 FEET TO A POINT OF TANGENCY; THENCE SOUTH 56 DEGREES 34 MINUTES 01 SECONDS EAST, 143.97 FEET; THENCE SOUTH 32 DEGREES 53 MINUTES 09 SECONDS WEST, 124.30 FEET TO A POINT ON SAID NORTHEASTERLY RIGHT OF WAY LINE OF RAND ROAD (US ROUTE 12); THENCE NORTH 57 DEGREES 06 MINUTES 51 SECONDS WEST, ALONG SAID LINE, 207.85 FEET TO THE POINT OF BEGINNING; CONTAINING 31,093 SQUARE FEET OR 0.714 ACRES MORE OR LESS. Commonly known as: 950 E. Rand Road, Mt. Prospect, IL 60056 S, I �J 0 -;7 U LLJ V �7 LLL U ALU V 5 I L�/nom 0V)z W D 110 11 U.. 1. V'i7OL L `blL uOlP9S aad jDDgjeS O®,OS D � J U p0 D 4 _.. Z W V) 0 -;7 U LLJ V �7 LLL U ALU V 5 I L�/nom 0V)z W D 110 11 U.. 1. V'i7OL L `blL uOlP9S aad jDDgjeS O®,OS D c u co C.1- 0 X co cd 2 a) co c 06 >, a) t @) "0 0 E:L- c::: N as 0 E C, 0 cn C=" fFO _0 0 Co "0 :s .cn '0 c Ee =3 c #§E \C /a /( 0 Co cn "0 0 a) > 0 0) 0 o ?r c a) E -2 c a) cco co p ry r- uj a- 0= Yd t gg gg O ¢ Ude S 'U ,r/• N G. L .. ___—_ W 2 ....: � w n fi ----------------- Q. CO LU LL o W 5 l O 33N".LN3 NIVW Yy � x Irl 2 � w n fi LL o W 5 l O ss � w. e v f .., a e w it / ✓,.. ,l i s w l .Y G7 O o 4 9 n C=7 : „ r P �w w _ LU tz s = 0 u Y m w « v' w 3} 4 4 4 4 0 0 " $ ZQ- 33N".LN3 NIVW Yy � x Irl � w LL o x 5 l O ss � w. e , f .., a e w it / ✓,.. ,l w l .Y G7 O o 4 9 n C=7 : „ r P d r _ LU tz m w « v' 3} $ ZQ- 33N".LN3 NIVW Yy � x Irl � w LL o x 5 l O ss � d � gg� n LLJ gry LLJ �CL U�� �� �6 £ °%e v~� Q [cc i " v as CO W � fad � dr M �'? s � I x •g€lig p 9p p,9 t i t t I — � � u7gg �_____ .......__ ... ..... -� ......._._._._ r .. --- ------------ wC N .....- __ .... .. �My r N f Y 0 7C' IJ `TC 8.Y F- @SCP �Yy P.B.n as i ro m v • -. r4yq '� \", ky '� ( ' �� :f � w'� v� E Is qua l�Aq s Ilas ✓ vI E x g@Ep k y�yy�if � sS B� . P�R� g �ypk4 S a I dp Spa 7k�� a $ u € 9 9 a pq i t p r f X � fad � dr M �'? s � I x •g€lig p 9p p,9 t i t t I — � � u7gg �_____ .......__ ... ..... -� ......._._._._ r .. --- ------------ wC N .....- __ .... .. �My r N f Y 0 7C' IJ `TC 8.Y F- @SCP �Yy P.B.n as i ro m v • -. r4yq '� \", ky '� ( ' �� :f � w'� v� E Is qua l�Aq s Ilas ✓ vI E x g@Ep k y�yy�if � sS B� . P�R� g �ypk4 S ........... ....... _ ui cq uJui cc aa C/) cu cn V W W n ~ 0 �--• J N LO m 75 U) z a) U C U U (1) fy O LL L q CD k � c D q 0 0 LU CL � cow . U Q O , of_ ; 0 IZT + 04 � U LLJ2 Ay C? 2 ® Lu d \ cc) \ 0 I w I 0 CC) cua 0 re -f w I co co ® U) LL LLJ J O II 00 M cc ® C) 1 CO I 00 Cb Cd _e _e N N M _e Nco CP co N W W CD :3 111111. U J m J Z 1 U W dLli 0CC c d C) o aid cv s Q h 00eV N wc'P3 LL- LLIJ LLJ Y o= w W IS x H co Q z w 0Cf z d Q Q LLI Z ¢ -Lu �trJ¢ujO Cl) 0 v W W m UJUF0pp O O I=- Q ¢ ¢ 1 CO I 00 Cb Cd _e _e N N M _e Nco CP co N W W CD :3 111111. U J m J Z 1 U W dLli 0CC c d C) o aid cv s Q h 00eV N wc'P3 O U)_ � 2 Z Q U L Wi— crWw Cl) o= w W IS x c n L O U d Q z w 0Cf z d Q Q rnSui Ina a d o Wm m, # a t m - u � z t¢ z -n 111111. p co 3 y J Z 1 U W dLli 0CC c¢ Q W J W (7 z� Jmce s Q h COm Z- O C ) w Q r 3 � m � 2 Z Q U L Wi— crWw c o= w W IS x c n L O U d Q z w 0Cf z d Q Q U) UZ ao d cn z pZ Z ¢ -Lu �trJ¢ujO 0 v W W m UJUF0pp O O I=- Q ¢ ¢ rnSui Ina a d o Wm m, # a t m - u � 111111. 3 y 5 _ 3 rnSui Ina a d o Wm m, # a t m - u � 111111. 3 y - to a Er m _ s 3 - 1 CM LO I Q / is co ® U ® M r css r _ 1 e co a N v `0 LU ® 000 _ L( _e N N 00 II _ 0 N M co (E ® U) i N III CD V w J :3 m U0Lli U c ¢LU of J w U` UJ '� 0 s Q h w�¢Ud CO Z— O co I _ LL- LLIJ 0 Z 'LOU wi— afw Y CL iii H w= H w �� w C-) U 0 Z ai �0 Q � -Li �ZoOtgz = C) C) I DI O O w w m D U F p p p =00�00z F- ¢ ¢ U U ¢ co ® U ® M r css r _ 1 e co a N v `0 LU ® 000 _ L( _e N N 00 II _ 0 N M co (E ® U) i N III CD V w J :3 m U0Lli U c ¢LU of J w U` UJ '� 0 s Q h w�¢Ud CO Z— O co I _ 0 O � 0 Z 'LOU wi— afw � Cl) CL iii V w= H w �� w C-) U 0 Z ai �0 Q � -Li �ZoOtgz = C) C) I DI rir rn S ui load �i� Wm 3c Sm — E 2 E 3 I 3 1 W w � z0¢ Z p—n co U0Lli c <B ¢LU of J w U` UJ '� (Z/)w Z� JmCC s Q h w�¢Ud CO Z— O w O -01 F—CL r 3 0 Z 'LOU wi— afw 2r 'I F - J c" w= H w �� w C-) U 0 Z ai = L .7 Q � -Li �ZoOtgz = Z ¢0 M LU Z H Z U)C,�J¢uj0 O O w w m D U F p p p =00�00z F- ¢ ¢ U U ¢ rn S ui load �i� Wm 3c Sm — E 2 E 3 I 3 1 W 2 _ 3 rn S ui load �i� Wm 3c Sm — E 2 E 3 I 3 1 W 2 —Er - — — s 3 I I N I A = 1:! 0 0 C11 CD N I M 9 LO cli 0 i � a E U) I � � C\j � � e2 2 � > 2 ® m? � c = \ � � 2 a) 2 ca cu a y o E 3 \ _0 % e m E 3 2 CL= c'3 2 y CD- = 2 0u m / 2 . Q- LOE e cu U 2 © 2 / 2 ƒ $ � �3 CU 7 U)� ICL O uj O < 2 O LL U _ 9 ----------------------- - - ------------- - ----- CN AmkAft cr) O U) C14 C\j 00 c.6 LO U? Q0 19 GV o �1 0) w -2 U) CID co CD W) 0 — cr) -j U) U) M oj 2 :iEi 0 a- 0 'D Q) C) 76 CL•> C�L (3) cu -a LU (30) :3 (D-0 (3) 0 0 a) C/) -0 C ,3 -0 cLi -0 co (D iU UWJ C5- 00cm:, ELL -0. m �6 0 cn 'n (1) cn m a) a) cn cm a3 c17 -0 ui LL < -0 CL) 0.ate m E b- o- 0 : 5 (D r) I'll E E E 11-5 S, (D In 0 :3 0 -0 0 a) 'e E" - Co (17 CSU m a) a) to -o E - 5 E F 'F cn a) :z co co E: 0 c E Co (n CL CO O CD O 'M CL _0 03 LL x E 00 CX :3 m 9Ci (D CLS :3 -Fo m ui 0) C� E E —M US :3 C) -Fu L) 0 LLI -Q) r� 4t -j �6. (1) (1) U) c — (M _0 LO C'4 =3 -C 0 tf �: _0 :n — a) C: o E CCS ry CL M Li- cz LL U) cY3 77- 6G ui> uj 0 M C-) LLJ LLj CL zi uj LLJ < < W LU 0 0 �1 w -2 U) CID co CD W) 00 (n 0 CID 11 -j U) U) M oj 2 :iEi ol rL a- 0 'D I a) (D (D (D (D CD cc cu =5 =3 cr cr (n (n Lq (R rl- 0 _j O 0 m 3: LLJ ELI C? ji ci �4 (D co U) co N a 0 4- 0 0 L- CL 0 0 .c CL CL 0 U 0 2 F;o o C14 N �4 co N FZI �5 00 m r- ill C11111 LO C O ML a� ca c - U ZD 70 CO � � � Im m � z \ c m � ry 0 � � Q) Q) q � 0 . ¥ 0 � _ co � L) � � 0 01 W, m boo CXD 00 C? CN NA 0 E L- 0 (D -0 U) E co -0 co E (n :3-0 E =3 CO 0 co 0 L)E 0 ! Sw 0- -.L, a_ I LO CY3 co 00 00 C? 0 � C.4 0 z NA 0 E L- 0 (D -0 U) E co -0 co E (n :3-0 E =3 CO 0 co 0 L)E 0 ! Sw 0- 0 -j 0 0 E. - E 0 0 IN uj 0 � Q z J co LLJ 0 0 -j 0 0 E. - E 0 0 IN I 1-0 � \ � 1-0 0 01 I Mm I I m C- U) co 0) Ak 0 T c CO CNI C- I m C- U) co 0) Ak 0 C- "Zt (D 0 C) 0 U) w Ca z E W, w cu 0 E CID U- -2 r > w0 < H _0 (3) to E ui =3 co w _0 co 0 w ui F— w > 0 0 0 cc E C- ui z 0 -j 0 U) 0 0 KOLPAK LAW GROUP ATTORNEYS AT LAW SUITE 202 6767 NORTH MILWAUKEE AVENUE NILES. ILLINOIS 60714 TELEPHONE (847) 647 - 0336 FACSIMILE (847) 647-8107 October 30, 2024 50 S. Emerson Street Mount Prospect, IL 60056 RE: PZ -11-24 950 E. Rand Road Conditional Use approval at Planning and Zoning Commission. Dear Mr. Hogan, I represent the Petitioner in the above referenced matter. The Planning & Zoning Commission recommended approval for our Conditional Use Permit request (PZ -11-24) to establish four (4) drive through lanes at the address commonly known as 950 E. Rand Road by a unanimous vote. Our request is scheduled to go before the Village Board for the ordinance's first reading on November 6, 2024. I would like to request that the Village Board waive the second reading and that final action is taken at the November 6th meeting. My clients are anxious to start the project as soon as possible due to upcoming cold weather as well as availability of materials in event of delay. I appreciate your assistance in facilitating this request. Should you have any questions, feel free to contact me at 847-647-0336 or email colleen@klgesq.com. Regards, Paul A. Kolpak MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -11-24 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: MEMBERSABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: October 10, 2024 950 East Rand Road Village of Mount Prospect September 25, 2024 Conditional Use for a Drive -Through 950 E. Rand Road William Beattie Ewa Weir Walter Szymczak Greg Miller Richard Rogers Joseph Donnelly Donald Olsen Charles Hogan — Development Planner Antonia Lalagos —Development Planner Lakeside Bank, Village of Mount Prospect Chairman Beattie called the meeting to order at 7:06 PM. Commissioner Miller made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on September 12, 2024. The minutes were approved 3-0 (Commissioners Miller and Rogers abstained). Chairman Beattie introduced case number PZ -11-24 for a drive-through at 950 East Rand Road. Mr. Hogan stated that the petitioner, Lakeside Bank, is requesting conditional use approval to re- establish a drive-through at 950 East Rand Road, an outlot of Mount Prospect Plaza. He stated that the property, zoned B-3 Community Shopping, operated as a drive-through Chase Bank from 2011 to 2020. He stated the proposal requires Village Board approval, and staff supports the request, believing it meets the necessary requirements for a conditional use. Mr. Hogan then reviewed the conditional use application, detailing the existing site conditions, the minimal proposed changes, as well as the landscape plan, and drive-through stacking plan. He stated that Lakeside Bank intends to reopen the bank in largely the same form as when it was occupied by Chase. Mr. Hogan stated the landscape plan was updated in response to 2023 changes to Rand Road, and he stated staff was satisfied with the landscape improvements proposed by the applicant. Regarding traffic, Mr. Hogan stated that the drive-through is not expected to create any issues, as none were observed when Chase operated the location. Mr. Hogan asserted that the proposed conditional use meets the standards contained in Section 14.203(F) of the Zoning Ordinance and requested that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "A conditional use to allow four drive-through lanes at the property commonly known as 950 East Rand Road, subject to the conditions detailed in the staff report." Mr. Hogan stated that the Village Board's decision is final for this case. After Mr. Hogan concluded his presentation, Chairman Beattie asked the commissioners to present any questions they have for Staff. Commissioner Weir stated she had some questions. Commissioner Weir confirmed that the drive-through is existing. Mr. Hogan responded in the affirmative, noting that it is existing but not in use. Ms. Weir asked if any safety concerns were anticipated because of the two interior drives on the south side of the property, given that they are close to oncoming traffic on the widened Rand Road, and asked if one of the lanes could be restored as landscaping. Mr. Hogan stated that staff did not request any changes because the site was previously functional. Ms. Lalagos added that the two drive-through lanes were beneficial for stacking purposes, but stated the petitioner could respond if necessary. Ms. Weir then asked if impervious surface had increased since Rand Road was widened. Mr. Hogan stated that it had not. No other commissioners asked questions of staff and the petitioner approached the podium. The petitioner introduced himself as John Eilering, resident of 302 South Lancaster and manager of Lakeside Bank. His attorney, Colleen Doherty, also introduced herself. Mr. Eilering provided details on his history with the banking business and stated his excitement to be operating a bank in Mount Prospect. Chairman Beattie confirmed that no changes were proposed to the site when it is reactivated as a bank. Mr. Eilering responded in the affirmative. Commissioner Rogers asked for more details on Lakeside Bank. Mr. Eilering explained the history of Lakeside Bank and why they decided to open a branch in Mount Prospect. Commissioner Rogers responded by expressing his support for the opening of Lakeside Bank at this site. Commissioner Weir then asked if the applicant could provide more details on the Landscape Plan. Ms. Doherty explained the proposed planting mix and locations. Commissioner Weir asked for more details on the signage plan, and specifically asked if all items were up to code. Mr. Hogan explained that there was one concern with a directional sign that would be addressed by the applicant. Hearing no further comments or questions, Chairman Beattie asked for a motion to approve the conditional use. Commissioner Miller made a motion seconded by Commissioner Szymczak to approve the following motion: "A conditional use to allow four drive-through lanes at the property commonly known as 950 East Rand Road, subject to the conditions detailed in the staff report" The Commission made a motion to adopt staff's findings. UPON ROLL CALL AYES: Szymczak, Weir, Beattie, Miller, Rogers NAYS: None The Planning and Zoning Commission gave a positive recommendation (5-0) to the Village Board. Commissioner Beattie then introduced a second item of new business which also received a positive recommendation (5-0). Hearing no further discussion, Commissioner Miller made a motion seconded by Commissioner Szymczak and the meeting was adjourned at 7:36 PM. Charlie Hogan, Development Planner ORDINANCE NO. XXXX AN ORDINANCE GRANTING A CONDITIONAL USE (DRIVE-THROUGH LANES) FOR THE PROPERTY LOCATED AT 950 EAST RAND ROAD, MOUNT PROSPECT, ILLINOIS WHEREAS, Lakeside Bank ("Petitioner"), has filed a petition for a Conditional Use permit to operate a drive-through bank on the property located at 950 East Rand Road (Property) and legally described as: THAT PART OF LOT 1 IN PLAZA SUBDIVISION, BEING A SUBDIVISION OF PART OF THE SOUTHWEST QUARTER OF SECTION 35, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO PLAT THEREOF REGISTERED IN THE OFFICE OF THE REGISTRAR OF TITLES OF COOK COUNTY, ILLINOIS ON JULY 16, 1979 AS DOCUMENT NUMBER LR 3104778, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF A PARCEL TAKEN FOR THE DEPARTMENT OF TRANSPORTATION OF THE STATE OF ILLINOIS BY CONDEMNATION REGISTERED AS DOCUMENT NUMBER LR 3201616, SAID POINT ALSO BEING ON THE NORTHEASTERLY RIGHT OF WAY LINE OF RAND ROAD (US ROUTE 12) AS DEDICATED BY SAID PLAZA SUBDIVISION; THENCE NORTH 32 DEGREES 53 MINUTES 09 SECONDS EAST, ALONG THE SOUTHEASTERLY LINE OF SAID PARCEL, 35.00 FEET TO THE NORTHEASTERLY CORNER THEREOF; THENCE NORTH 57 DEGREES 06 MINUTES 51 SECONDS WEST, ALONG THE NORTHEASTERLY LINE OF SAID PARCEL 36.76 FEET TO A POINT ON A NON TANGENT CURVE; THENCE NORTHEASTERLY 6.82 FEET, ALONG THE ARC OF SAID NON -TANGENT CIRCLE TO THE RIGHT, HAVING A RADIUS OF 32.00 FEET AND WHOSE CHORD BEARS NORTH 26 DEGREES 30 MINUTES 37 SECONDS EAST, 6.81 FEET TO A POINT OF TANGENCY; THENCE NORTH 32 DEGREES 37 MINUTES 12 SECONDS EAST, 89.19 FEET TO A POINT OF CURVATURE; THENCE EASTERLY 48.51 FEET, ALONG THE ARC OF A TANGENT CIRCLE TO THE RIGHT, HAVING A RADIUS OF 24.00 FEET AND WHOSE CHORD BEARS SOUTH 89 DEGREES 28 MINUTES 38 SECONDS EAST, 40.66 FEET TO A POINT OF TANGENCY; THENCE SOUTH 31 DEGREES 34 MINUTES 28 SECONDS EAST, 51.42 FEET TO A POINT OF CURVATURE; THENCE SOUTHEASTERLY 21.81 FEET, ALONG THE ARC OF A TANGENT CIRCLE TO THE LEFT, HA VINO A RADIUS OF 50.00 FEET AND WHOSE PZ -11-24 CHORD BEARS SOUTH 44 DEGREES 04 MINUTES 15 SECONDS EAST, 21.64 FEET TO A POINT OF TANGENCY; THENCE SOUTH 56 DEGREES 34 MINUTES 01 SECONDS EAST, 143.97 FEET; THENCE SOUTH 32 DEGREES 53 MINUTES 09 SECONDS WEST, 124.30 FEET TO A POINT ON SAID NORTHEASTERLY RIGHT OF WAY LINE OF RAND ROAD (US ROUTE 12); THENCE NORTH 57 DEGREES 06 MINUTES 51 SECONDS WEST, ALONG SAID LINE, 207.85 FEET TO THE POINT OF BEGINNING; CONTAINING 31,093 SQUARE FEET OR 0.714 ACRES MORE OR LESS. Commonly known as: 950 E. Rand Road, Mt. Prospect, IL 60056 PROPERTY INDEX NUMBER: 03-35-301-056-0000; and WHEREAS, the Petitioner seeks a Conditional Use permit to allow for the use of four drive-through lanes at the property commonly known as 950 East Rand Road, as shown in the "Lakeside Bank — Mount Prospect Plaza" plan set prepared by JRB Group Architects, dated 5/17/2023, with the latest revision date of 10/18/2024, and the "Lakeside Bank Landscape Plan" prepared by Craig M. Patten Landscape Architecture, dated 9/06/2024, with the latest revision date of 09/16/2024. WHEREAS, a Public Hearing was held on the request for a Conditional Use being the subject of PZ -11-24 before the Planning and Zoning Commission of the Village of Mount Prospect on the 10th day of October, 2024, pursuant to proper legal notice having been published in the Daily Herald on the 25th day of September, 2024 and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees in support of the request being the subject of PZ -11-24; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the request meets the standards of the Village and would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF PZ -11-24 TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby grant a Conditional Use to allow four drive-through lanes at the property commonly known as 950 East Rand Road, subject to the following conditions: 1. The site shall be developed in strict conformance with the following plan sets: a. The "Lakeside Bank— Mount Prospect Plaza" plan set prepared by JRB Group Architects, dated 5/17/2023, with latest revision date of 09/16/2024. b. The "Lakeside Bank Landscape Plan" prepared by Craig M. Patten Landscape Architecture, dated 9/06/2024, with latest revision date of 09/16/2024. SECTION THREE: The Village Clerk is hereby authorized and directed to record a certified copy of this Ordinance and Exhibit "A" with the Recorder of Deeds of Cook County. SECTION FOUR: This Ordinance shall be in full force and effect from and after its passage, approval in the manner provided by law. PZ -11-24 AYES: NAYS: ABSENT: PASSED AND APPROVED this 6t" day of November, 2024 Paul Wm. Hoefert Mayor ATTEST: Karen M. Agoranos Village Clerk PZ -11-24 EXHIBITA SITE PLAN East Rand Road